51063 Twentynine Palms Hwy #52 · Morongo Valley, CA 92256

$42,000

2 bd · 2.0 ba · 1,098 sqft · Manufactured public records · 70 Days on market

Built 1973 $38/sqft · 64% above area

---

Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +15.0/30.0
• Appreciation +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Enjoy space, comfort, and scenic desert surroundings in this well-sized 2 bedroom, 2 bath double-wide mobile home, located in the well-kept Roadrunner Mobile Home Park community, which includes access to a community POOL! The interior offers a bright and open feel, with generous living areas and a dedicated laundry space for everyday convenience. An enclosed back patio extends the living space for year-round use, while a versatile Arizona room provides the perfect setting for hobbies, a game room, or a cozy retreat. Set on an oversized fenced lot, the property features a private backyard where you can take in beautiful views and enjoy the peaceful desert atmosphere. Conveniently located near local shopping, hiking trails, Covington Park, and the entrance to Joshua Tree National Park, this home offers both tranquility and accessibility. Don't miss this great opportunity to enjoy relaxed desert living in a welcoming community!

Key facts

• Community pool
• Built 1973
• Listed 70 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $42k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $42k).
• Recommended offer: $39k (6.0% below list) — sets the bar for market timing.
• Cap rate 45.6% vs local median 4.1% in Morongo Valley — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 62/100 on livability (#505 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+; Watch: cost of living C-, schools D+, amenities F.
• Morongo Unified (town): math 15% / reading 38% proficiency, ranked #395 of 517 in CA (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 75 active listings in the ZIP; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($290 loan paydown + $2k appreciation (5.6% local appreciation)).
• San Bernardino County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (5.6% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago; this cycle's ask has dropped $5k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,480 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 4.90% ✓
• Cap rate: 45.63%
• Cash-on-cash: 140.48%
• DSCR: 7.25
• GRM: 1.7

CMA / ARV

• ARV (median comp): $24,630
• List price: $42,000
• Delta: 70.52%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
51063 Twentynine Palms Hwy #53	0.05mi	2/2.0	1,056 (-4%)	8mo	$25,000	$24	85

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 9.40×
• Total profit: $98,837
• Equity at exit: $25,364

10-year hold

• IRR: —
• Equity multiple: 19.91×
• Total profit: $222,362
• Equity at exit: $45,126

Cash invested: $11,760 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 92256

• Home prices YoY: 1.1%
• Active inventory: 75
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $2,058 medium
• Mortgage (P&I): −$220
• Tax from tax record: −$11 /mo · $135/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $1,377

Break-even live

Break-even rent $315

Max offer price $42,000

Occupancy floor 28%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $10,500
• Closing costs: $1,260
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $42,000 Active 70 DOM
2. 2026-06-17
   days on market $42,000 Active 69 DOM
3. 2026-06-16
   days on market $42,000 Active 68 DOM
4. 2026-06-15
   days on market $42,000 Active 67 DOM
5. 2026-06-13
   days on market $42,000 Active 65 DOM
6. 2026-06-13
   days on market $42,000 Active 64 DOM
7. 2026-06-09
   days on market $42,000 Active 61 DOM
8. 2026-06-08
   days on market $42,000 Active 60 DOM
9. 2026-06-07
   days on market $42,000 Active 59 DOM
10. 2026-06-04
    days on market $42,000 Active 56 DOM
11. 2026-06-03
    days on market $42,000 Active 55 DOM
12. 2026-06-02
    days on market $42,000 Active 54 DOM
13. 2026-06-01
    pricedays on market $42,000 Active 53 DOM
14. 2026-05-31
    days on market $47,000 Active 52 DOM
15. 2026-04-09
    listed $47,000 Active 938-char remark

    Show marketing remark (938 chars)

    Enjoy space, comfort, and scenic desert surroundings in this well-sized 2 bedroom, 2 bath double-wide mobile home, located in the well-kept Roadrunner Mobile Home Park community, which includes access to a community POOL! The interior offers a bright and open feel, with generous living areas and a dedicated laundry space for everyday convenience. An enclosed back patio extends the living space for year-round use, while a versatile Arizona room provides the perfect setting for hobbies, a game room, or a cozy retreat. Set on an oversized fenced lot, the property features a private backyard where you can take in beautiful views and enjoy the peaceful desert atmosphere. Conveniently located near local shopping, hiking trails, Covington Park, and the entrance to Joshua Tree National Park, this home offers both tranquility and accessibility. Don't miss this great opportunity to enjoy relaxed desert living in a welcoming community!

16. 2026-04-08
    price $47,000 938-char remark

    Show marketing remark (938 chars)

    Enjoy space, comfort, and scenic desert surroundings in this well-sized 2 bedroom, 2 bath double-wide mobile home, located in the well-kept Roadrunner Mobile Home Park community, which includes access to a community POOL! The interior offers a bright and open feel, with generous living areas and a dedicated laundry space for everyday convenience. An enclosed back patio extends the living space for year-round use, while a versatile Arizona room provides the perfect setting for hobbies, a game room, or a cozy retreat. Set on an oversized fenced lot, the property features a private backyard where you can take in beautiful views and enjoy the peaceful desert atmosphere. Conveniently located near local shopping, hiking trails, Covington Park, and the entrance to Joshua Tree National Park, this home offers both tranquility and accessibility. Don't miss this great opportunity to enjoy relaxed desert living in a welcoming community!

17. 2026-04-03
    historical $50,000 938-char remark

    Show marketing remark (938 chars)

    Enjoy space, comfort, and scenic desert surroundings in this well-sized 2 bedroom, 2 bath double-wide mobile home, located in the well-kept Roadrunner Mobile Home Park community, which includes access to a community POOL! The interior offers a bright and open feel, with generous living areas and a dedicated laundry space for everyday convenience. An enclosed back patio extends the living space for year-round use, while a versatile Arizona room provides the perfect setting for hobbies, a game room, or a cozy retreat. Set on an oversized fenced lot, the property features a private backyard where you can take in beautiful views and enjoy the peaceful desert atmosphere. Conveniently located near local shopping, hiking trails, Covington Park, and the entrance to Joshua Tree National Park, this home offers both tranquility and accessibility. Don't miss this great opportunity to enjoy relaxed desert living in a welcoming community!

18. 2025-03-08
    soldstatus $50,000 Closed Sale 755-char remark

    Show marketing remark (755 chars)

    Spacious Double-Wide Mobile Home with Stunning Views! Nestled in a well-maintained park with a community pool, this large 2-bedroom, 2-bathroom double-wide mobile home offers comfort, convenience, and breathtaking scenery. Inside, you’ll find a bright and airy living space, a dedicated laundry area, and an enclosed back patio for year-round enjoyment. A bonus Arizona room provides the perfect space for crafts, a game room, or additional relaxation. Situated on an oversized fenced lot, this home boasts a private backyard with stunning views. Enjoy easy access to hiking trails, shopping, and the renowned Joshua Tree National Park, as well as Covington Park. Don’t miss out on this fantastic opportunity—schedule a viewing today!

19. 2025-02-21
    historical Active Under Contract 755-char remark

    Show marketing remark (755 chars)

    Spacious Double-Wide Mobile Home with Stunning Views! Nestled in a well-maintained park with a community pool, this large 2-bedroom, 2-bathroom double-wide mobile home offers comfort, convenience, and breathtaking scenery. Inside, you’ll find a bright and airy living space, a dedicated laundry area, and an enclosed back patio for year-round enjoyment. A bonus Arizona room provides the perfect space for crafts, a game room, or additional relaxation. Situated on an oversized fenced lot, this home boasts a private backyard with stunning views. Enjoy easy access to hiking trails, shopping, and the renowned Joshua Tree National Park, as well as Covington Park. Don’t miss out on this fantastic opportunity—schedule a viewing today!

20. 2025-02-11
    listed $55,000 Active 755-char remark

    Show marketing remark (755 chars)

    Spacious Double-Wide Mobile Home with Stunning Views! Nestled in a well-maintained park with a community pool, this large 2-bedroom, 2-bathroom double-wide mobile home offers comfort, convenience, and breathtaking scenery. Inside, you’ll find a bright and airy living space, a dedicated laundry area, and an enclosed back patio for year-round enjoyment. A bonus Arizona room provides the perfect space for crafts, a game room, or additional relaxation. Situated on an oversized fenced lot, this home boasts a private backyard with stunning views. Enjoy easy access to hiking trails, shopping, and the renowned Joshua Tree National Park, as well as Covington Park. Don’t miss out on this fantastic opportunity—schedule a viewing today!

21. 2006-12-19
    historical
22. 2006-08-19
    listed $40,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $135 · $11/mo
• Projected year-2 tax: $319 · $27/mo
• Expected delta: +$184/yr (+$15/mo · 136.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥100°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 12 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,694
• − Mortgage interest: −$2,353
• − Property taxes: −$135
• − Insurance: −$210
• − Repairs & maintenance: −$1,976
• − Management: −$1,976
• − Depreciation: −$1,222
• Taxable income: $16,823
• Est. tax owed @ 24.0%: −$4,038
• After-tax cash flow: $12,482/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Morongo Unified
• NCES district ID: 0625860
• Math proficiency: 15% ▼ -12.00%
• Reading proficiency: 38% ▼ -3.00%
• Median HH income: $39,399
• Composite: 22.19/100
• National rank: #8156
• State rank: #395 of 517 in CA

Livability — Morongo Valley

• Score: 62/100
• State rank: #505
• US rank: #17106

Category grades

Amenities F Commute C+ Cost of living C- Crime C+ Employment F Housing A+ Health & safety F User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Morongo Valley, CA
• Population (ZIP): 3,907

Population outlook (San Bernardino County) Hauer SSP2

• Today (2025): 2,300,329 people
• By 2030: 2,378,907 · +3.4%
• By 2040: 2,523,137 · +9.7%
• By 2050: 2,642,388 · +14.9%
• By 2075: 2,880,769 · +25.2%
• By 2100: 2,909,436 · +26.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Hispanic / Latino 31% Two or more races 12% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 16% Cuban 4%
• Common ancestry: Romanian 4% Italian 3% Lithuanian 2%
• Foreign-born: 12% · Canada
• Languages at home: 77% English-only · Spanish 19% German/W. Germanic 1% Tagalog/Filipino 1%

Political lean MEDSL · San Bernardino

• 2024 margin: Toss-up / Even · D 47.5% · R 49.7% · Other 2.8%
• 2008→2024 swing: -8.5pp toward R · 2008: 6.3pp · 2024: -2.1pp
• All cycles: 2024: R+2.1 2020: D+10.7 2016: D+9.8 2012: D+5.4 2008: D+6.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.61%
• Current HPI: 526.1914
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

+17.5% since first listed

8 events — show timeline

• 2026-04-09 Listed $47,000 CRMLS
• 2026-04-08 Price Changed $47,000 CRMLS
• 2026-04-03 Coming Soon $50,000 CRMLS
• 2025-03-08 Sold (MLS) $50,000 CRMLS
• 2025-02-21 Contingent — CRMLS
• 2025-02-11 Listed $55,000 CRMLS
• 2006-12-19 Listing Removed — GPSMLS
• 2006-08-19 Listed $40,000 GPSMLS

Property tax history

-0.3%/yr

Latest (2025): $135 · +2.8% YoY. Source: county tax records.